An ambitious vision for a true zero-carbon development in north-west Bicester will not be watered down, following intensive negotiations and a key decision from a government planning inspector.
Published: Wednesday, 2nd August 2023
In February, developer Firethorn appealed to the planning inspectorate over Cherwell District Council’s non-determination of a proposal for 530 homes on the site.
At that time the application fell short of the council’s policy goals for the site and in March, the planning committee resolved that had the decision rested with them, they would have rejected the application.
Among other reasons, the council was concerned that the scheme was not going far enough to deliver a true zero-carbon development or provide an adequate amount of affordable housing. Cherwell also objected to the proposal on highway safety grounds, including the removal of trees on Charlotte Avenue.
Councillor Dan Sames, Portfolio Holder for Planning and Development, said: “During the course of the public inquiry we continued to negotiate with Firethorn to address the council’s concerns and improve the proposal that was being discussed.
“This resulted in an improved planning application being set before the inspector during the course of the appeal, one which truly reflects our ambitions for a true zero carbon development.
“It is a great example of the powers district councils have to positively influence how house building is done and deliver for our communities. As a council that declared a climate emergency, and is working to be zero carbon by 2030, this is also an endorsement of our commitment to supporting environmental sustainability.”
During the course of negotiations Cherwell and Firethorn agreed a robust mechanism for ensuring that a true zero carbon scheme would be delivered, in line with the aspirations laid out in the adopted Local Plan.
The developer also presented revised highways plans to show that no trees will be lost on Charlotte Avenue and addressed other highway safety concerns.
The council also worked to overcome the developer’s concerns about the financial viability of delivering affordable housing. Viability review mechanisms have been added to the legal agreement, meaning that the amount of affordable housing the scheme could deliver could be increased in the future.
The Inspector approved the planning application on appeal, meaning that the development has permission to go ahead in accordance with the council’s original vision.
She also agreed that all the developer contributions being sought by Cherwell and Oxfordshire County Council were necessary. These monies are funding that Firethorn must provide as a condition of their planning permission towards new and improved physical and social infrastructure, including an extension to Gagle Brook primary school and funding for the strategic link road.
In her decision letter, the inspector also agreed that the council can evidence that it has a five year housing land supply, as required by government.
Cllr Sames added: “North-west Bicester is a key strategic site for delivering the new homes that the district needs in the coming years. This decision sets a positive precedent for delivery of high-quality zero carbon homes across the wider site and I am grateful to the officers whose determination in getting the best possible result for the district has paid off.”